I just acquired a house at auction in Bourne End. Conveyancing is necessary. What is next?
Given that you have now legally committed yourself to purchase you must instruct a conveyancing lawyer quickly as you are facing a fast approaching a fixed date to complete the purchase. All auction property will ordinarily have an associated legal set of papers. This will include most,if not all of the documents that your solicitor will need. If you have purchased leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to pass this on to the solicitor instructed by you ASAP. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
I am selling my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being a right pain. The Bourne End solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase flat in Bourne End. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bourne End conveyancer is on the Aldermore conveyancing panel.
How does conveyancing in Bourne End differ for new build properties?
Most buyers of new build or newly converted property in Bourne End contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Bourne End usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bourne End or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Bourne End is where the house is located. What do you suggest?
Flying freeholds in Bourne End are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bourne End you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bourne End may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I was recommended by a couple of local selling agents in Bourne End to find a conveyancer on your site. Is there a financial advantage for Estate Agents to offer your site over alternative conveyancing organisations?
We refuse to offer any commission for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Am I better off to use a Bourne End conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can handle the legal work but his firm is located approximately 350miles away.
The primary upside of using a local Bourne End conveyancing practice is that you can visit the firm to execute paperwork, hand in your ID and pester them if necessary. Having local Bourne End know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and they were content that must trump using an unfamiliar Bourne End conveyancing solicitor just because they are round the corner.
I have been informed by numerous estate agents to expect six to eight weeks for Bourne End conveyancing to complete.This was a month ago. The paperwork was only forwarded to my conveyancer yesterday so does the time start running now?
One should take with some degree of scepticism any assurance as to expedited completion times. Rather you should enquire about the average time it takes for them to complete Bourne End conveyancing deals and whether they are willing to aim towards an agreed target date for your conveyancing in Bourne End